85 ard odonnell, letterkenny, letterkenny, co. donegal, f92 f98k
14 homes sold nearby. See what they went for — and what to bid on this one.
€180,000 · 3 Bed · 1 Bath · 70m² · Terrace
Market Position
Priced Within Local Sold Range
At €180,000, this home is priced within the typical range of 14 recent closed sales nearby. There's room to negotiate — seller leverage is 1.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
14 closed sales nearby · 6mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €180,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €9,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €180,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€9,000
That's what overbidding by just 5% on a €180,000 home costs you — before interest.
A €19 check before a €180,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €180,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
14 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. Median anchored to size-similar transactions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
14
Transactions Analysed
Within 1.5km
6 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Mcclures Terrace, Letterkenny, Donegal, Donegal | 2025-05-15 | — | |
| 5 Church Lane, Letterkenny, Co Donegal, Donegal | 2025-07-24 | — |
Transactions within a 1.5km radius and 18-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
BER F Challenge: The property's BER F rating indicates significant energy inefficiency, with estimated annual energy costs likely exceeding €2,200, compared to €800-€1,200 for a B-rated property of similar size, representing an annual saving opportunity of over €1,000.
Details
- Investment Opportunity: Upgrading the BER from F to a more efficient B2 rating would likely cost in the range of €15,000 to €25,000, but could significantly increase the property's value by €25,000 to €40,000, offering a strong return on investment.
- Bathroom Deficit: With only one bathroom compared to the median of two bathrooms in similar 3-bedroom properties sold within a 5km radius, this property may require an additional investment for a second bathroom or WC to meet modern buyer expectations and enhance its market appeal.
- Hypothesis: The combination of a low BER and a single bathroom positions this property as a prime candidate for a strategic renovation, where a substantial investment in energy upgrades and an additional bathroom could transform it from a low-value outlier into a highly desirable, higher-priced asset in the local market.
Amenities
Core Connectivity: While not served by rail, the property benefits from excellent bus connectivity with Bus Éireann routes such as 32 (Dublin) and 64 (Derry/Sligo/Galway) providing inter-city links, and local town services like route 970 offering convenient access throughout Letterkenny.
Details
- Family & Lifestyle Hub: Located within 2km of key amenities like Scoil Colmcille Primary School and St. Eunan's College, alongside Bernard McGlinchey Town Park and the Aura Leisure Complex, it offers robust educational and recreational facilities for families.
- Retail & Healthcare Access: Daily needs are well-served with Letterkenny Shopping Centre and major supermarkets like Tesco and Aldi within a 1.5km radius, complemented by easy access to Scally's Medical Centre and Letterkenny University Hospital within a 4km drive.
- Hypothesis: Letterkenny's ongoing development, particularly around the Port Road corridor with new retail and business parks, will likely increase demand for conveniently located residential areas like Ard O'Donnell, potentially driving up property values here despite current negative price trends in the wider market.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.